HomeMy WebLinkAbout2022-11-10 TPC Planning Report - Following PC TP 3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@PlanningCo.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: November 10, 2022
RE: Oak Park Heights — Croixview Holdings, LLC — George Siegfried
Construction Company Office Building — Conditional Use Permit,
Outside Storage, Design Guidelines/Site Plan Review— 5416
Stagecoach Trail North
TPC FILE: 236.02 — 22.10
BACKGROUND
Tim Siegfried of Croixview Holdings, LLC (Applicant) has made an application for
construction of a new office building and warehouse building at 5416 Stagecoach Trail
North. The property is owned by the City and is located between the Minnesota
Correctional Facility Stillwater and Perro Pond. The application consists of requests for
a Conditional Use Permit to allow for outdoor storage and Site Plan/Design Guidelines
review. The property is currently undeveloped.
The site is 1.45 acres in size with partial tree cover and is zoned B-W Business
Warehouse District. The proposed building will have a 3,900 square foot office and
12,100 square feet of indoor heated warehouse space for a general contracting
company.
The Planning Commission at their November 10, 2022, meeting held a public hearing,
took the Applicant's and public's testimony, and after consideration of the application,
unanimously recommended approval with conditions. The recommended conditions are
found below and in the City Council resolution.
Note: The plans that have been submitted to date are in a preliminary format. The
Applicant has requested the Conditional Use Permit review of conceptual plans so that
there is an assurance that the project can move forward prior to securing the property. If
the Conditional Use Permit is approved, the final plans will be produced and reviewed
by the Planning Commission, with final approval by the City Council. In that the City is
the property owner, the City Council will have the final decision in approval of the land
sale, developer's agreement, and plans.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Planning Report with Exhibits — November 3, 2022
CONCLUSION / RECOMMENDATION
Subject to their review, the Planning Commission recommended approval of the
following listed requests for construction of a new office building and warehouse
building at 5416 Stagecoach Trail North. A resolution has been provided to the City
Council for their consideration.
• Conditional Use Permit for Outdoor Storage
• Site Plan/Design Standards Review
1. Final plans shall be provided including details on screening, landscaping,
grading, drainage, utilities, lighting, mechanical screening, signage, and
any site or building changes subject to review of the Planning Commission
and approval of the City Council.
2. The access points are subject to review and approval of Washington
County.
3. The final grading, drainage and utility plans shall be subject to the review
and approval of the City Engineer. The drainage plans shall be subject to
the review of the Middle St. Croix Watershed District.
4. All lighting fixtures shall be full cut off and installed in compliance with the
lighting standards of the Zoning Ordinance. The final plans shall be
subject to City Staff.
5. The outdoor lighting shall be turned off one hour after closing, except for
approved security lighting.
6. The final berming, landscape, fencing and tree removal/replacement plans
are subject to review and approval of the City Arborist.
7. All signage shall be subject to final review and approval of City Staff for
conformance with Zoning Ordinance standards.
8. All noise generated from the store shall be compliant with Section
401.15.6.11 of the Zoning Ordinance. The service doors to the building
shall be always closed except when vehicles are moved in and out of the
warehouse building.
2
9. Hours of operation shall be limited to 6:00 AM to 9:00 PM Monday through
Friday, and 7:00 AM to 5:00 PM Saturday and Sunday
10. Mechanical equipment that is located on the roof or visible from street
level or from neighboring properties shall be screened with materials that
blend harmoniously with the building façade materials and in accordance
with Section 401.15.E.10.e of the Zoning Ordinance.
11. The Planning Commission was favorable to the building design,
transparency of the front facade and compatibility with the Design
Guidelines.
12. The Planning Commission was favorable to the building material selection
and colors and the Applicant shall provide building material samples for
Planning Commission and City Council review.
13. The applicant shall be required to enter into a Development Agreement.
The development agreement shall be subject to the review and approval
of the City Attorney and City Council.
14. The Applicant shall dedicate to the City at no cost an easement on the
subject property, as required by the City Engineer, to accommodate a six
(6) foot trail as shown in the Conceptual Landscape Plan. The timeline for
such trail construction is unknown at this time and is anticipated to be in
coordination with a future Washington County regional trail project. This
condition and easement may be voided by the City in its related
documentation in event Washington County does not provide two access
points onto Stagecoach Trail North as shown on the Site Plan.
PC: Julie Hultman
3